Thank you, Jenny. So, obviously it's a matter of some regret that we've had to take this step, but we are in unprecedented times. In particular, social landlords across Wales are helping us with the Ukrainian refugee crisis and we have a large number of presentations of homelessness across Wales, which we're having to deal with at the same time. Landlords have not had six years to implement the Act. The Act was passed into law six years ago, but the regulations that went with the Act, not all of those are in place at the moment; we will have them all in place by the end of this Senedd term. Those regulations are the ones that set out the form and content of the occupation contracts, for example, and we rightly gave landlords six months from the point of passing those to implement the Act.

Nobody could be more disappointed than I that we were not able to continue the COVID regulation protections seamlessly into this Act, and we've actually tried very hard to do that and it has not been possible. But I want to reassure the Member that there's no benefit in landlords evicting tenants now and then starting up a new occupation contract, because, of course, they then would be caught by the Act when it comes into force. So, it's very hard to understand why they would be doing that, unless they wanted to come out of the PRS altogether, because they wanted to occupy the house themselves or they wanted to sell it on, in which case they would be doing that anyway, regardless of the implementation of the Act.

We are working very hard with Shelter Cymru to make sure that we get the right advice to all of our renters. We grant fund Shelter Cymru £1,491,847 on an annual basis to cover housing advice and information services, and an early prevention service, an LGBTQ+ aware service and Take Notice. We've also provided extra funding for Citizen's Advice to establish the private rented sector debt helpline, where tenants can speak to independent, trained advisers who can help them maximise their income, support them to claim benefits they are entitled to, and undertake an assessment of affordability to help with rent arrears or other household debt.

I've also, of course, written to the UK Government to complain about the fact that they have by stealth, it seems, frozen the local housing allowance, which reduces the amount of money that people on universal credit in the private rented sector get for their housing costs. We are working very hard with a number of councils and social landlords to make sure that we take on board any property from a private sector landlord who is prepared to hand it over to us for the long term in accordance with our leasing strategy.

So, whilst nobody could be more frustrated than I am at the need to do this, I absolutely accept that the social landlords in particular are really struggling to implement this alongside assisting us, in particular, with the current Ukrainian refugee crisis. In those circumstances, we reluctantly agreed to the delay in implementation.